HomeMy WebLinkAboutstory mill adaptive reuse book_Robert FoxleySTORY M I L L
A STUDY INVOLVING THE ADAPTIVE
RE-USE OF HISTORIC STRUCTURES
IN BOZEMAN, MONTANA
HISTORY
The Story Mill /Bozeman Milling Com-
pany was one of the single most im-
portant industries that shaped the
economic development of the Gallatin
Valley. The original Story Mill busi-
ness was crafted by the historic Boze-
man entrepreneur Nelson Story. Story
brought the first substantial cattle herd
into the Gallatin Valley in 1866, se-
cured beef contracts with the military,
financed lucrative shipping networks
in eastern Montana, and served as
the president of the Gallatin Valley
National Bank. Nelson anticipated the
arrival of the Northern Pacific Railroad
in the Gallatin Valley and constructed
the original Story Mill facility in 1882.
The Northern Pacific Railroad arrived
in Bozeman in 1883 and by 1885 Nel-
son Story was operating one of the
largest flour mills in Montana. By 1892
the Story Mill had doubled its mill-
ing capacity and boasted the largest
payroll of any private enterprise in the
Gallatin Valley and remained so for
several decades. As a direct result of
the interrelated influence of expanded
Bozeman markets including the Story
Mill and the arrival of the railroad in
Bozeman, the number of farms in the
Gallatin Valley expanded from 175 in
1880 to 950 in 1900.
It should be mentioned that Nel-
son Story contributed significantly to
the development of Montana State
University in Bozeman. This was di-
rectly made possible though the finan-
cial success of the Story Mill along
with Nelson’s earlier entrepreneur-
ial endeavors throughout Montana.
Through both his generous financial
contributions and land contributions
the college campus of Montana State
was able to be constructed in its cur-
rent location on the hill above Boze-
man’s historic downtown district.
Thomas Byron Story took over
management of the Story Mill busi-
ness after his father Nelson Story re-
tired in 1900. The original Story Mill
wood constructed complex burned in
1901 after a spark from a locomotive
ignited a fire. After the fire, the Story’s
merged with E. B. Lamme’s Bozeman
Milling Company and reconstructed
their new mill buildings on top of the
foundation of the original structures.
In doing so they reconstructed their
mill complex out of brick, added an
administrative office, a boiler room,
and increased bushel storing capac-
ity. By 1914 the Milwaukee Railroad
had branched out to the Story Mill and
popular local architect Fred Willson
was commissioned to add to the Mill
in order to increase milling capacity
brought on by the addition of the Mil-
waukee Road’s connection to grain
abundant regions throughout Mon-
tana. Willson’s design for the new
flour warehouse effectively connected
to the original brick building on the
north side while servicing rail spurs
on both the east and west side of the
addition with a truck loading facility on
the newly constructed north side of
the warehouse. Also significant was
the renovation and addition to the
wooden grain elevator that effectively
tripled its holding capacity. The newly
expanded Bozeman Milling complex
became one of the largest and most
successful companies in all of Mon-
tana and shipped flour and cereals
throughout the northwest as far away
as New York, Alaska, and even Japan.
The decades after the second
world war saw the eventual decline
and final closing of the Story Mill com-
plex. In the beginning of the 21st cen-
tury the mill was examined for private
redevelopment after being purchased
by a new owner. The grand schemes
of the developer were never realized
and the buildings have sat vacant for
many years after changing ownership
once again. It is hopeful that these
historic buildings can be redeveloped
in a new manner that is cost effective,
sustainable, and respectful to the his-
tory of their original purpose.
STRUCTURE
IDENTIFICATION
All of the structures within the pro-
posed site are addressed in accor-
dance with their nomination to the
National Register of Historic Places.
This project does not address all of
the nominated structures within the
Story Mill property. This study is pri-
marily concerned with the landmark
structures of the historic Story Mill
complex. Structures that have been
nominated to the NRHP but are not
part of this study include all of the Sto-
ry Mill canal structures, all stockyard
structures, all of the slaughterhouse
structures and the Story Mill carriage
house. The analysis of each of these
structures identifies their historic use,
construction technique, individual spa-
tial qualities and defining character-
istics that uniquely aid their adaptive
re-use.
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1. EAST WAREHOUSE........................c.1883
2. HEAD MILLERS RESIDENCE.........c.1892
3. GRAIN SCALES...............................c.1902
4. GRAIN ELEVATOR..........................c.1903
5. STORY MILL.................................pre 1904
6. ADMIN/ BOILER/ STORAGE.......pre 1904
7. PUMP HOUSE..............................pre 1904
8. FLOUR WAREHOUSE ....................c.1912
9. CONCRETE GRAIN BINS............pre 1927
10. STEEL GRAIN BINS........................c.1943
11. FLAT STORAGE WAREHOUSE......c.1950
12. LOADING ENCLOSURE..............pre 2006
13. CONCRETE ANNEX.....................pre 2006
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HISTORIC/ CONTRIBUTING
STRUCTURE
NON CONTRIBUTING
STRUCTURE
STRUCTURE 1
EAST WAREHOUSE
Historic structure that is damaged.
Roof collapsing. Walls crumbling on
east side. This building is the single
oldest historic structure on the prop-
erty and also has the most signifi -
cant damage. To reuse this structure
it would take a signifi cant amount
of structural bracing and the recon-
struction of its walls, fl oors, and roof.
The building maintains a signifi cant
amount of unique architectural details
in brickwork although much of its brick
parapets and exterior walls are dete-
riorating.Construction Date: 1883
As-Built: Historic/ Contributing
Historic Use: Agricultural/ Industrial
Construction Date:
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STRUCTURE 2
HEAD MILLER’S RESIDENCE
Historically this brick building served
as the house for the Story Mill head
miller and his family. It is a composite
structure that has a stone foundation,
brick bearing walls and wooden frame
roof structure. The interior walls are
wood framed and fi nished with board
and plaster. The fl oor is supported
by rough sawn timber beams below
rough sawn planks under a hardwood
fl oor surface. The structure also in-
cludes an attached screened porch
entry and wooden framed shed on the
north side that was most likely added
after the buildings initial construction.
There is an exterior access door lead-
ing down to the root cellar from the
north eastern corner of the building.
Construction Date: 1892
As-Built: Historic/ Contributing
Historic Use: Residential
Construction Date:
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Construction Date: 1902
As-Built: Historic/ Contributing
Historic Use: Agricultural/ Industrial
Construction Date:
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STRUCTURE 3
GRAIN SCALES
These scales are a notable part of the
history of Story Mill. This structure is
primarily a low framed building with a
corrugated metal envelope. The solid
doors from this structure could be re-
placed with glass curtain walls, doors,
and windows in order to increase the
circulation and transparency between
the larger buildings that it connects
to. This building could also serve as
southeastern entrance to the elevator
and mill structures that it connects to.
Construction Date: 1903
As-Built: Historic/ Contributing
Historic Use: Agricultural/ Industrial
Construction Date:
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STRUCTURE 4
GRAIN ELEVATOR
This elevator is the second elevator
constructed on site after the original
burned. The elevator is a wood struc-
ture that is segmented by tall volumes
used in the storage of bulk wheat that
supplied the mill. In plan the struc-
ture is gridded by wooden storage
bins that travel up the entire height of
the elevator. The plan of the elevator
looks very much like a square checker
board with an attached narrow and
taller volume to the north that con-
tains stairs and north facing windows.
The “checkerboard” of grain bins are
constructed by layering 2x4 wood
studs horizontally and stacking them
much the same way a wood log cabin
would be built. The stacking of these
wooden members can be seen on the
upper corner of the south side where
some of the siding is missing.
Construction Date: pre 1904
As-Built: Historic/ Contributing
Historic Use: Agricultural/ Industrial
Construction Date:
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STRUCTURE 5
STORY MILL
This brick and wood structure served
as the primary milling facility for the
processing of bulk agriculture com-
modities at Story Mill. The exterior
brick wall is extremely thick and an-
chors the ends of the large wooden
beams that support the wood fl oor
joists. Poured in place wood formed
concrete columns rise from the base-
ment level to support the 2nd fl oor
structural beams in between the walls.
These concrete columns support all
of the structural wood columns above
the fi rst fl oor. The interior fl oors are
made of heavy timbers and are cov-
ered in a patchwork of planks that
hide openings that were designed to
allow the passage of chutes, pipes,
belts, ropes, elevator shafts and stair-
wells that served the historic function
of the Story Mill.
STRUCTURE 6
ADMIN/ BOILER ROOM/ STORAGE
Original brick extension to tracks. For-
merly housed much of the mechanical
systems that served the mill complex.
This structure could be segmented
into separate spaces that could serve
as studios, offi ces, or commercial
spaces.
Construction Date: pre 1904
As-Built: Historic/ Contributing
Historic Use: Agricultural/ Industrial
Construction Date:
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STRUCTURE 7
PUMP HOUSE
Construction Date: pre 1904
As-Built: Historic/ Contributing
Historic Use: Industrial
Construction Date:
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Original structure housing the pump
system for the Story Mill complex.
This structure could be reused as a
studio, a gallery, a maintanence build-
ing or another mechanical building
serving the redevelopment of the sur-
rounding buildings.
STRUCTURE 8
FLOUR WAREHOUSE
The primary historic function of this
building was as a bulk shipping ware-
house that was served by both rail-
road and trucking. This structure has
a brick exterior wall resting on top of
a stone foundation. The interior struc-
ture is a post and beam system that
supports the roof structure that spans
between the exterior brick walls. The
sub fl ooring is made of thick rough cut
beams to support the industrial nature
of its purpose. Much of the interior
warehouse volume has been parti-
tioned into separate spaces with light
framing and sheetrock. This separa-
tion of space took place after the mill
ceased operation and tenants leased
individual spaces from its owner start-
ing in the 1990s. These tenant reno-
vations would not be considered “his-
toric” or “contributing”.
Construction Date: 1912
As-Built: Historic/ Contributing
Historic Use: Agricultural/ Industrial
Construction Date:
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STRUCTURE 9
CONCRETE GRAIN BINS
Construction Date: pre 1927
As-Built: Historic/ Contributing
Historic Use: Agricultural/ Industrial
Construction Date:
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This concrete structure has the poten-
tial for a multitude of conversions. No-
tably it could be renovated as a multi
level apartment building or as a mixed
use offi ce/ residential building.
STRUCTURE 10
STEEL GRAIN BINS
Bulk storage steel bins.The redevel-
opment of these structures is limited
by their shape and defi ning volumes.
They could be renovated as an archi-
tectural extension of the redevelop-
ment of the concrete silos adjacent to
them. In doing so they could house
egress stairs or smaller volume spac-
es that would be valuable if signifi cant
structural beams, fl oors, and bracing
were added to them to develop a con-
nection to the concrete silos.
Construction Date: 1943
As-Built: Historic/ Contributing
Historic Use: Agricultural/ Industrial
Construction Date:
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STRUCTURE 11
FLAT STORAGE WAREHOUSE
Local sales warehouse. Unique build-
ing typology in greater bozeman area.
This building has the most signifi cant
potential for likely adaptive reuse. Giv-
en its proximity to the street, its large
volume, and open fl oor plan it could
easily be converted into a mixed use
building with commercial use along
the street and residential units at the
back and on upper levels.
Construction Date: 1950
As-Built: Non Contributing
Historic Use: Agricultural/ Industrial
Construction Date:
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STRUCTURE 12
LOADING DOCK ENCLOSURE
Means of shelter during product trans-
fer from warehouse to truck. This
loading dock space could be redevel-
oped into an entry to the warehouse
building or as an outdoor common
space.
Construction Date: pre 2006
As-Built: Non Contributing
Historic Use: Industrial
Construction Date:
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STRUCTURE 13
CONCRETE ANNEX
Infi ll. The remnants of this structure
could be reconstructed as a connec-
tion between the two mill buildings.
This foundation could also be used
as platform to build a more transpar-
ent addition connecting to the existing
taller mill building.
Construction Date: pre 2006
As-Built: Non Contributing
Historic Use: Industrial
Construction Date:
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CASE STUDIES
BUNBURY SILOS
BUNBURY, WA. AUSTRALIA /
Originally built for wheat storage, the
historical grain silo’s have now been
transformed into a luxury residential
complex close to the harbour side.
The landmark grain silos were con-
structed in 1937 and have a place on
the State Register of Heritage Places.
The historic grain silos are one of the
tallest structures in Western Austra-
lia. The adaptive reuse of the silos
resulted in an unusual and unique
looking eight storey luxury residential
apartment tower. Further development
of the site transformed the surround-
ing previously industrial rail yards into
connecting buildings that serve the
luxury resort and provide additional
living units.
Building Use: Luxury Residential
Design: Transformation of the original
grain storage silos into luxury apart-
ments as the central focus of a large
resort development. Lobby, egress,
elevator, floor plates, balconies, and
openings added to original structure.
Additional “penthouse suite” built on
top of the original silos.
Sustainable Features: Adaptive Re-
use of historic structure, improved day
lighting
GRUNERLOKKA STUDENT HOUSING
OSLO, OSLO. NORWAY/ 2001
These student apartments in Gruner-
lokka were previously a large grain
storage facility until 1990. In 2001 the
landmark structures were purchased
when the university in Oslo moved
some of its academic programs into
nearby post industrial buildings along
the adjacent river. The central silos
where converted to serve utility func-
tions and form a horizontal egress
path between stairs and living units.
Floor levels were created and open-
ings were cut into the concrete silos
to allow for operable windows to be
installed. There is a common room on
the 17th floor, a rooftop terrace, and
bike racks in the basement.
Building Use: Student Housing
Design: Re purposing of existing con-
crete silo structures to create living
units for college students. Centralized
egress corridor, stairwell, and plumb-
ing occupies middle row of concrete
silos while perimeter silos become
rooms, allowing for greater day light-
ing in inhabited space. Vibrant color
pallet applied to interior and exterior
design elements.
Sustainable Features: Adaptive Re-
use of landmark structure, proximity to
student services/ campus, bike stor-
age, roof terrace.
NEWTOWN SILOS
SYDNEY, NSW. AUSTRALIA / 2002
The original concrete silos and grain
storage bins on this previously indus-
trial site were converted into residen-
tial units with associated open space.
The silo apartments take advantage
of the circular plan forms to create
unusual but rational room shapes. A
new lower-rise structure also provides
additional apartments alongside the
refurbished heritage buildings. All new
work is clearly articulated, and the
retained portions are restored in such
a way that the three buildings form a
coherent and functional whole. The
new development retains the indus-
trial qualities, scale and aesthetics of
the existing complex.
Building Use: Residential
Design: Multiple additions to a his-
toric structure that maximizes the
number of leasable units on the build-
ing site. Historic concrete and timber
structure elements exposed through-
out the lobby and living units as a
means of conveying the buildings his-
toric past and agricultural ties. Unique
use of vertical car stack parking.
Sustainable Features: Reclaimed
building material, 3 star energy rated
appliances, dual flush toilets, drought
tolerant plants and native landscap-
ing.
PEARL STREET LOFTS
PROVIDENCE, RI. UNITED STATES / 2005
Converting this varied assemblage
of buildings dating from the 1850’s
to the 1970’s involved selectively de-
molishing portions of the complex that
detracted from its historic character
and designing a new entrance pavil-
ion that enlivens an outdoor area and
provides a striking entrance to the
residences. Loft-style residential units
feature exposed structural members,
exposed brick, mezzanines, and open
floor plans. Live/work, commercial,
and industrial space was also incorpo-
rated to further the revitalization of the
neighborhood. Significant renovation
of all buildings was completed in order
to improve their aesthetic quality.
Building Use: Commercial/
Residential/
Institutional/
Light Industrial
Design: Mixed-use building with com-
mercial and institutional spaces at
ground level, residential units, live-in
studio loft spaces, and light indus-
trial spaces. Selective demolition of
annexes and new addition of lobby.
Creation of high end living units with
exposed historic structure and archi-
tectural building elements.
Sustainable Features: Redevelop-
ment of historic structures.
BREWERY ARTS COLONY
LOS ANGELES, CA. UNITED STATES / 1982
The Brewery Arts Colony was once
the home of several brewing com-
panies in an industrial complex of
21 buildings. After the site was pur-
chased in 1980 the owner spent two
years removing industrial equipment,
improving egress, and partitioning the
large industrial spaces into individual
units. The primary concept behind the
creation of the studio complex was
that very minimal development should
be done initially in order to leave a
“blank canvas” for residents and also
as a means of keeping down the cost
of rent. The owner mandates that all
residents must serve an artistic pur-
pose in order to lease any of the units.
Building Use: Artist live/work studios
Design: Multiple industrial buildings
partitioned off into individual artists
lofts and work-in studios. Removal
of industrial equipment, improved
egress, and partitioning of large in-
dustrial use spaces into individual
units. Emphasis on minimal original
development allows for future tenants
to customize their leased units to their
own lifestyle and personal touch
Sustainable Features: Vegetated
walls (by tenants), rooftop gardens (by
tenants). No owner-developed sus-
tainable implementations.
THE BRIDGE BUILDING
NASHVILLE, TN. UNITED STATES / 2012
The historic NABRICO building sat
vacant for years before notable atten-
tion was called to its location by the
redevelopment of the Nashville wa-
terfront and the construction of a foot-
ball stadium nearby. The architects
choose to remove part of a wall on an
older section of the building in order to
provide for a modern interpretation of
the structure. A vibrant new addition to
the structure references the material
qualities of a river barge which was
the primary design service of the busi-
ness that erected the original struc-
ture. The ground floor also includes a
park office, room for concessions, and
bathrooms that serve the park.
Building Use: Commercial
Design: Multiple level commercial
spaces with emphasis on preservation
of the original historic structure. A no-
table addition to original building mass
contains connected vertical egress, an
elevator, and bathroom units.
Sustainable Features: Ground-
source heat pumps, solar hot water
heating, rainwater collection for toilet
water use, high-efficiency HVAC units,
lighting and plumbing fixtures, perme-
able hardscape materials, FSC-certi-
fied wood materials, and low-emitting
materials.
NORTHSIDE PLANNED
UNIT DEVELOPMENT
BOZEMAN, MT. UNITED STATES / 2007
Architects: Comma-Q Architecture, Bozeman MT
This project on the north side of
Bozeman is an adaptive reuse of an
original timber framed industrial ware-
house. Prior to its renovation the site
sat for a long period of time. The in-
dustrial nature of the site is furthered
by its close proximity to active and
abandoned railroad tracks. Today the
building houses a popular coffee shop
and several other retail stores in its
renovated structure. The structure of
the building was retrofitted with a new
structural steel frame while many of
the original timbers, wood planks, and
steel siding was reused in various ar-
chitectural elements throughout the
new design.
Building Use: Commercial
Design: Two story retail spaces with
mezzanines, individual unit egress,
added individual climate controlled air
conditioning units, interiors finished by
tenants, increased north views to the
mountains.
Sustainable Features: Reclaimed
steel siding, wooden boards, wood
flooring, and structural timbers. Im-
proved day lighting through the im-
plementation of added south facing
glazing and overhead skylights along
ridge.
APPLIED RESEARCH
STRUCTURE 1
EAST WAREHOUSE
Applied Case Studies:
- The Bridge Building
Existing Structure New wall inside the existing brick wall
New Floor Levels, Columns and Roof Windows and Egress Stair
STRUCTURE 4
GRAIN ELEVATOR
Applied Case Studies:
- Bunburry Silos
- Pearl Street Lofts
Existing Structure Elevator and Egress Stair core
Added Floor Levels Windows and Entry curtain walls
STRUCTURE 5
STORY MILL
Applied Case Studies:
- Brewery Arts Colony
- Pearl Street Lofts
Existing Structure Elevator and Egress Stair core
Division of spaces Upgraded Sprinklers/ Skylights over stairs
STRUCTURE 8
FLOUR WAREHOUSE
Applied Case Studies:
- Brewery Arts Colony
Existing Structure Egress Corridor
Division of space into Residences/ Studios Skylights/ Increased Daylighting
STRUCTURE 9
CONCRETE GRAIN BINS
Applied Case Studies:
- Bunbury Silos
- Grunlokka Student Housing
Existing Structure Added Floor Levels
Entry/ Stairs/ Elevator Core Windows
STRUCTURE 11
FLAT STORAGE WAREHOUSE
Applied Case Studies:
- Northside Planned
Unit Development
Existing Structure Commercial along street/ Residences in back
Added Floor Levels Windows/ Sky lights/ Overhangs